













Boutique Freehold Living in Prime Novena Developer’s units with zero commission – Own a rare, exclusive freehold gem in D11! ★INTRODUCTION★ Introducing IKIGAI, a boutique freehold condominium located in the prestigious District 11. Designed by four-time President's Design Award winner Yip Yuen Hong, this exclusive development features just 16 units, blending Japanese wabi-sabi and Scandinavian hygge design concepts to create a tranquil and luxurious living experience. Perfect for discerning homeowners seeking exclusivity, a prime central location, and a lasting legacy. CALL/WHATSAPP Willy at +65 9623XXXX or 微信 WillyNg1688 now for an Exclusive Viewing (Physically or Virtually if you are overseas) in English or 中文! ★PROJECT INFORMATION★ ✔ Project Name: IKIGAI ✔ Location / District: 38 Shrewsbury Road / District 11 (Newton/Novena) ✔ Nearest MRT: Novena MRT (NS20) ✔ Tenure: Freehold ✔ Unit Sizes: 603 to 1,915 sqft ✔ Unit Types Available: 3-Bedroom Penthouse: From $3.395M 3-Bedroom + Study Penthouse: From $4.292M ★ KEY HIGHLIGHTS ★ ✔ Exclusive & Low-Density: Only 16 units in a single 5-storey block, ensuring maximum privacy and a peaceful environment. ✔ Prime Freehold Tenure: A rare and valuable asset in a highly sought-after district, offering long-term investment potential. ✔ Excellent Connectivity: Approximately 500m walk to Novena MRT, with easy access to major expressways like the CTE and PIE. ✔ Lifestyle & Amenities: Surrounded by four major shopping malls (Velocity, Square 2, United Square) and the Novena medical hub. ✔ Reputable Developer & Design: Crafted by Opulent Development Pte Ltd and a renowned architect, combining quality finishings with a unique, minimalist aesthetic. ✔ Located within 1km of St. Joseph's Institution Junior and Farrer Park Primary Call WILLY NG at +65 9623XXXX now for an Exclusive Viewing! ★ ONE-STOP VIEW ALL ★ One call to View and Compare all other projects in the Core Central Region ★ CONTACT WILLY NG NOW ★ Whether you are a Foreigner, First-Timer, Upgrader, Investor, or Right-Sizing For Retirement, Willy Ng helps to provide a customized proposal based on your requirements and support with: ✔ Floorplan Analysis ✔ Potential Growth Analysis ✔ Rental Analysis ✔ Projects Comparison Analysis ✔ Developers’ Track Record Analysis ✔ Financial/Timeline Analysis ✔ Market Trend Analysis ★ FOR FOREIGNERS ★ For Foreigners, my team consists of trusted Senior Bankers, Lawyers, Immigration Specialists, Singapore Family Office Setup Consultants, and International Schools Enrolment Specialists, who can assist with your inquiries. CALL/WHATSAPP Willy at +65 9623XXXX or 微信 WillyNg1688 now to find out more Disclaimer: Images/photos are artist impressions/showflat photos purely for reference only
D11 - Novena
Novena MRT · 6 min walk
30 December 2023
Small (16 units)
16 units
1 Block, 5 Floors
Opulent Development Pte Ltd
Ikigai has a total of 16 units, from 1 Bed - 1 Bath to 3 Bed - 3 Bath units. There are 7 types of floor plans from 603 sqft to 1,915 sqft.
Ikigai has 1 block and up to 05 storeys.
Loading map...
Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 2993 URA transactions · 22 outliers removed (IQR)
Fair Value
S$3.02M
S$2,018 psf
Asking Price
S$3.16M
S$2,111 psf
vs Market
+4.6%
Confidence
High
2993 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2993 comparable transactions
S$1,940
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,018
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | HERTFORD ROAD | 786 | S$1,140,000 | S$1,451 |
| 2025-08 | IRRAWADDY ROAD | 1,367 | S$2,650,000 | S$1,939 |
| 2025-08 | IRRAWADDY ROAD | 1,001 | S$1,660,000 | S$1,658 |
| 2025-08 | KHIANG GUAN AVENUE | 1,119 | S$2,650,000 | S$2,367 |
| 2025-08 | MERGUI ROAD | 1,259 | S$1,680,000 | S$1,334 |
Showing 5 most recent transactions from 2993 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.